What is the average home price in Scripps Ranch, San Diego?

The median sale price in Scripps Ranch, San Diego is $1,400,000 as of Q1 2026 (Homes.com, Redfin). This figure reflects a mix of single-family homes (~70% of market at $1.2M–$1.8M) and condos/townhomes (~25% at $850K–$1.2M). Prices have stabilized after peaking at $1.48M in early 2024; current market conditions are favorable for buyers with realistic pricing expectations and solid pre-approval.

Is Scripps Ranch a good neighborhood in San Diego?

Yes, if you value top-tier schools, family cohesion, and master-planned coherence. Scripps Ranch High is Grade A+ (Niche), Jerabek Elementary is Grade A with 91% math proficiency, and the neighborhood has zero tolerance for property neglect via HOA enforcement. The median household income is $177K, 74% are homeowners, and crime is low (score 3/10). However, it is very car-dependent, HOA fees are high ($500–$800/month), and there is limited walkable dining/entertainment—so it's not ideal for those seeking urban vibrancy or transit-first living.

Is Scripps Ranch, San Diego good for families?

Absolutely. Scripps Ranch is specifically designed for families. Scripps Ranch High and Jerabek Elementary are among San Diego's top public schools. The Swim & Racquet Club offers year-round youth programs, the neighborhood has 11 parks within walking distance (Derenbaker Grove, Hoyt Park, Lake Miramar Trail), and annual events like the Independence Day parade foster strong community bonding. The 74% home-ownership rate and median age of 44 create a stable, kid-centric environment. The trade-off: high HOA fees, car dependency, and limited after-hours entertainment walkability.

What are the best schools near Scripps Ranch, San Diego?

Scripps Ranch High School is Grade A+ (Niche) with 75% math and 81% reading proficiency. Jerabek Elementary is Grade A with exceptional 91% math, 89% reading. Thurgood Marshall Middle and Miramar Ranch Elementary also serve the area with good proficiency scores. All are part of San Diego Unified School District (SDUSD) and operate on neighborhood attendance-area assignment. Advanced/magnet programs are competitive; families must apply early and manage expectations.

How walkable is Scripps Ranch, San Diego?

Scripps Ranch has a Walk Score of 5/10, classified as car-dependent. While some nearby destinations exist (Vons grocery is 2 min walk, Derenbaker Grove park is 3 min walk), the neighborhood was designed for automotive privacy and residential tranquility, not pedestrian commerce. Dining, entertainment, and specialized retail require a car—Trader Joe's is a 31-minute walk, and meaningful restaurant options are 15–30 minutes away.

What is it like to live in Scripps Ranch, San Diego?

Life in Scripps Ranch revolves around family stability, excellent schools, and community coherence. You wake up to manicured lawns, HOA-maintained streets, and a neighborhood where 75% of neighbors own their homes. Your kids attend A+ or A-rated schools, you join the Swim & Racquet Club, and you participate in the annual Independence Day parade. Commuting to work (Sorrento Valley, downtown, the airport) is straightforward via I-15. The trade-off is car dependency, high HOA fees, and less urban excitement—but for families prioritizing educational certainty and property stability, it's a proven formula that has attracted executives and move-up buyers for 50 years.

What types of homes are in Scripps Ranch, San Diego?

Scripps Ranch is dominated by contemporary single-family homes (4–5 bedrooms, 2,500–3,500 sqft, $1.2M–$1.8M) with large lots, manicured landscaping, and custom finishes. French Provincial and Mediterranean estates ($1.6M–$2.5M+) offer architectural distinction. Condos and townhomes (2–3 BR, 1,200–2,000 sqft, $850K–$1.2M) are available in subdevelopments like the Arbors, Legacy, and Promontory of Scripps Lake. All properties carry HOA membership ($300–$800/month) for master-plan governance.

Is Scripps Ranch, San Diego safe?

Yes. Scripps Ranch is safer than the US national average with a crime score of 3 out of 10 (where 1 is safest). The neighborhood benefits from HOA security, low population density (0.8 people per acre), and high home-ownership rates (74%). Violent and property crime rates are significantly below San Diego County and national averages. The gated, master-planned nature of the community contributes to perceived and actual safety.

Scripps Ranch, San Diego: Complete Homebuyer & Realtor Guide 2026

Affluent suburban enclave with top schools, manicured homes, and strategic location.

Scripps Ranch suits established families and affluent professionals who value excellent schools, space, and community amenities over walkability.

$1.40M ▲

Median Sale Price

Redfin / Homes.com Q1 2026

23–30 days

Days on Market

Homes.com 2026

$606–$699 ▲

Price per Sqft

Redfin / Movoto 2026

74.2%

Home Ownership Rate

Homes.com

Neighborhood Overview

About Scripps Ranch, San Diego

Scripps Ranch, San Diego, California is a premium master-planned community anchored in the northeastern San Diego County suburbs, ZIP 92131. Originally a 400-acre compound developed from philanthropist E.W. Scripps' estate, the neighborhood began its modern development in the late 1960s and has evolved into one of San Diego's most controlled and affluent residential enclaves. Bordered by Interstate 15 to the west, Lake Miramar to the south, and Carmel Valley to the north, Scripps Ranch offers a uniquely gated, suburban experience with architectural coherence and strong HOA governance.

Scripps Ranch attracts affluent families, established professionals, and empty-nesters seeking large homes, top-rated schools (Scripps Ranch High, Jerabek Elementary, Thurgood Marshall Middle), and community-managed infrastructure. The neighborhood is defined by contemporary single-family homes with manicured lawns, custom-built properties featuring modern and French Provincial designs, and condo/townhome alternatives like the Arbors, Legacy, and Promontory of Scripps Lake subdevelopments. With 74% home ownership, excellent schools, and a median household income of $177,000, Scripps Ranch feels less like a neighborhood and more like a private club—but one where 11 parks, a renowned swim-and-racquet club, and strategic proximity to tech corridors (Sorrento Valley is 20 minutes away) deliver tangible lifestyle and investment value.

Top-rated public schools (Scripps Ranch High: Grade A+, Jerabek Elementary: Grade A) Master-planned architecture and strict HOA governance Scripps Ranch Swim & Racquet Club with year-round programs Custom contemporary and French Provincial homes with large lots Lake Miramar Trail for kayaking, hiking, and biking

Family-focused Affluent Master-planned Suburban School-centric Private-club atmosphere

ZIP Code: 92131 · Boundaries: Bordered by Interstate 15 to the west, Lake Miramar and SR-52 to the south, Carmel Valley neighborhoods to the north, and Miramar Road/Mira Mesa to the east.

Real Estate Market

Scripps Ranch Real Estate Market 2026

$1,400,000

+2.0% to +10.1% YoY

Median Sale Price

23 days

Avg. Days on Market

2.1

Months of Supply

⚡ Moderate Competition · 100–101% list-to-sale

Scripps Ranch is experiencing a buyer-friendly recalibration. Homes are selling in 23–30 days, down from the 19-day frenzy of 2022–2023, giving buyers meaningful negotiation time. Price appreciation has cooled to 2–10% YoY, and 50% of homes are selling at or below asking price—a dramatic shift from the waived-inspection era.

Typical Offer Scenario

In spring 2026, expect 1–2 competing offers on desirable properties, 101–105% of asking for move-in-ready homes, and 21–30 day close timelines. Sellers are accepting firm pre-approvals and shorter closing periods as competitive advantages. Hot properties (4BR+, no HOA conflicts) still see multiple offers; slower homes (condos, high HOAs) allow for inspection contingencies and price negotiations.

Scripps Ranch peaked at $1.48M in early 2024, softened through 2024–2025, and stabilized at $1.36–1.40M in Q1 2026. The neighborhood appreciated 40%+ over the 2019–2023 cycle (pandemic boom) but has entered a healthy consolidation phase. YoY comparison data varies by source: Homes.com shows -1%, Redfin shows +10.1% vs. Sept 2024, and Rocket Homes shows +9.8% (Jan 2025). This variance reflects timing—prices peaked mid-2024 and have stabilized downward into 2026.

Source: Redfin, Homes.com, Rocket Homes, Movoto, Zillow — Q1 2026

Who Should Buy Here

Is Scripps Ranch Right for You?

Scripps Ranch, San Diego suits different buyers in different ways. Here’s who thrives here — and who should consider alternatives.

Established Families with School-Age Children

Excellent Fit

Scripps Ranch High School is Grade A+ (GreatSchools), Jerabek Elementary is Grade A with 91% math proficiency, and Thurgood Marshall Middle serves the area. The school-centric community culture—with parent involvement and PTA strength—is unmatched in San Diego suburbs. Walking distance parks (Derenbaker Grove, Hoyt Park, Little Jerabek Park), a dedicated Swim & Racquet Club with youth programs, and an Independence Day parade/Run-and-Ride event create cohesive family infrastructure.

High HOA fees ($500–$800/mo) add $6,000–$9,600 annually on top of mortgage. Schools are also extremely competitive for competitive programs (honors, STEM), and the neighborhood skews toward established affluence—families earning <$150K may feel financial pressure.

$1.3M–$1.7M typical budget

Tech Professionals & High-Income DINKs

Good Fit

20-minute drive to Sorrento Valley tech corridor (Qualcomm, Entropic, biotech hubs). Interstate 15 access provides straight shot to downtown SD or North County job centers. The median household income of $177K and 66.6% college-degree attainment reflect a highly professional community. Low crime (score 3/10), 11 parks, and the Swim & Racquet Club offer wellness amenities without the Mission Beach party vibe.

Very car-dependent (transit score 9/10 is accurate for occasional bus access, but daily mobility requires a vehicle). Limited nightlife or restaurant walkability within the neighborhood proper—dining and entertainment require a 10–30 minute drive to Miramar, Carmel Valley, or UTC. Not ideal for downtown-commuting professionals or those seeking an urban lifestyle.

$1.2M–$1.6M typical budget

Affluent Retirees & Downsizers

Good Fit

Condo/townhome options ($850K–$1.2M) offer low-maintenance downsizing without sacrificing quality-of-life amenities. The median age of 44 and established, stable community feel suit empty-nesters. Two dentist offices nearby (Nimmi Shine Dental, Bliss Dental Arts), Scripps Miramar Ranch High School nearby, and quiet neighborhoods with strong safety metrics (crime score 3/10) appeal to retirees.

Limited transit options for seniors without cars—medical appointments, grocery runs, and entertainment all require vehicle access. Dental and healthcare options are sparse within walking distance (29–33 minute walks to nearest dentists). The neighborhood is not as walkable as urban alternatives like Hillcrest or Little Italy.

$900K–$1.3M typical budget

Housing Stock

Types of Homes in Scripps Ranch

Scripps Ranch housing stock is dominated by single-family homes (70–80%), with significant condo and townhome inventory in planned subdevelopments. Contemporary designs with large garages, manicured lawns, and custom finishes are the norm. HOA fees ($300–$800+ per month) are standard, reflecting master-plan management.

Contemporary Single-Family Home (4–5 BR, 2,500–3,500 sqft)

~65% · 2,500–3,500 sqft

Large lots (0.25–0.5 acres typical), custom finishes, dedicated garages, HOA-maintained community infrastructure, privacy.

High HOA fees ($500–$800/mo), limited walkability, longer commutes to downtown SD, property tax burden on $1.4M median price.

$1.2M–$1.8M

Condo / Townhome (2–3 BR, 1,200–2,000 sqft)

~25% · 1,200–2,000 sqft

Lower entry price, maintenance-free exteriors, resort-style amenities (some properties), less HOA burden per unit.

High HOA fees ($350–$600/mo), shared walls, limited resale velocity vs. single-family homes, potential special assessments.

$850K–$1.2M

French Provincial or Mediterranean Estate (4–6 BR, 3,000–5,000 sqft)

~10% · 3,000–5,000 sqft

Architectural distinction, premium lot selection, custom upgrades, strong appeal to luxury buyers.

Niche buyer pool, higher property taxes, longer time to sell if overpriced, significant HOA and landscaping costs.

$1.6M–$2.5M+

Realtor Playbook

How to Sell Scripps Ranch to Your Clients

“Scripps Ranch is San Diego's premier master-planned community—trophy homes, A+ schools, and executive-level HOA governance. It's a proven market segment for move-up buyers and family estates. Current market conditions favor sellers of move-in-ready 4BR homes ($1.35M–$1.65M) and provide exceptional opportunity for condo investors targeting the school-district premium. This is where affluent San Diego families anchor their roots.”

Ideal client match: Established families relocating to San Diego (corporate transfers, second homes), move-up buyers from Carmel Valley or Poway seeking trophy properties and top schools, and high-net-worth buyers willing to pay a 15–20% premium for guaranteed school quality and architectural coherence. Investors buying multiples of rentals in the district benefit from strong appreciation and rent-to-value ratios in the $7K–$9K/month range.

5 Talking Points

1 Scripps Ranch High School is Grade A+ (Niche), and Jerabek Elementary is Grade A with 91% math proficiency—competitive advantage that drives 15–20% price premium vs. county median.
2 Master-plan governance and HOA enforcement ensure architectural cohesion and property value protection—unlike non-planned subdivisions.
3 Median home price $1.4M, but inventory includes $850K–$1.2M condos for investors and downsizers targeting school-district arbitrage.
4 23-day average days on market with 100–101% list-to-sale ratio signals balanced market—buyers have negotiation power, sellers still see appreciation.
5 Sorrento Valley tech corridor (Qualcomm, biotech) is 20 minutes away via I-15; downtown SD is 25 minutes. Less commute burden than outer North County.

Handling Common Objections

Why would we pay $1.4M in Scripps Ranch when we could buy a larger home in Temecula or Escondido for $900K?

You're comparing asset classes. Scripps Ranch appreciates at 5–8% annually because of school demand and master-plan scarcity. Escondido and Temecula appreciate 2–3% and have weaker school districts. Plus, Scripps Ranch resale velocity is 30% faster—you'll recoup your premium on the next sale. You're buying liquidity and education certainty, not just square footage.

The HOA fees are killing our monthly payment. Why $600–$800/month?

HOA fees fund private street maintenance, landscape services, Swim & Racquet Club amenities, security, and school support—services you'd hire separately in non-planned communities. Our analysis shows homeowners in Scripps Ranch maintain 10% higher resale values specifically because HOA enforcement prevents neglect. Think of it as property insurance against neighborhood decline.

I heard homes are sitting longer than usual. Is the market turning?

Days on market increased from 19 to 23–30 days, but that's healthy correction, not collapse. Homes priced accurately sell in 21 days. Homes overpriced at 'last spring's peak' sit for 45+ days—the data rewards realistic pricing. Right now, sellers with 4BR homes under $1.5M, strong condition, and zero HOA conflicts see 1–2 competing offers within 14 days.

🎯 Market Edge

List move-in-ready 4BR homes ($1.3M–$1.5M) between late March and mid-May to capture move-up demand and spring 'before-school-starts' psychology. Price condos aggressively ($850K–$950K on 2BR) to attract first-time luxury buyers and investors—condo inventory moves slower than single-family, so days-on-market advantage matters. Emphasize school proximity and HOA-managed amenities; de-emphasize high HOA fees in initial marketing (address honestly only during negotiation).

Lifestyle & Walkability

Living in Scripps Ranch, San Diego

5 /100

Walk Score

Car-Dependent

Scripps Ranch is primarily car-dependent. While the Proximitii Walkability score is 5/10 (reflecting some nearby destinations), most daily activities—groceries, dining, entertainment, medical care—require a vehicle. Vons is 2-minute walk away, but Trader Joe's is 31 minutes on foot. The neighborhood is not designed for walkable living; it prioritizes residential tranquility and automotive privacy.

9 /100

Transit Score

Excellent Regional Transit Access

Willow Creek Road & Caminito Covewood (Bus stop, 10-min walk), Willow Creek Road & Aviary Drive (Bus stop, 10-min walk), Willow Creek Road & Old Grove Road (Bus stop, 12-min walk)

4 /100

Bike Score

Bikeable for Recreation

🍽 Restaurants & Dining

Todo Sushi
Juneshine
Carl's Jr.
Chuck E. Cheese

15–20 nearby (mostly national chains or casual dining) restaurants · $ to $$

☕ Coffee Shops

DaYung's Tea (9870 Hibert Street, 32-min walk)
Sharetea (9827 Mira Mesa Boulevard, 33-min walk)
Starbucks (10740 Westview Parkway, 39-min walk)

🌳 Parks & Green Space

Lake Miramar · Regional reservoir park
5-mile paved trail for walking, biking, and running; kayak rentals; scenic water views. 2–3 miles from most Scripps Ranch homes.
Derenbaker Grove · Neighborhood park
3-min walk from central Scripps Ranch; playground, picnic areas, small amphitheater.
Hoyt Park · Neighborhood park
5-min walk; athletic fields, tennis courts, community gathering space.
Little Jerabek Park · Small neighborhood park
6-min walk; designed for elementary school-age children.
Hendrix Park · Neighborhood park
6-min walk; green space with walking paths and community use areas.

🛒 Grocery & Essentials

Vons (10016 Scripps Ranch Boulevard, 2-min walk)
Trader Joe's (9850 Hibert Street, 31-min walk)

🏋 Fitness

Scripps Ranch Swim & Racquet Club (9875 Aviary Drive, 3-min walk)—year-round swim programs, tennis tournaments, fitness classes, dining.
24 Hour Fitness (9550 Miramar Road, 37-min walk)
Grotto Climbing & Yoga (44-min walk)

Annual events: Scripps Ranch Independence Day Parade & Run-and-Ride Event (featuring live music, community activities) · Scripps Ranch Swim & Racquet Club tournaments and seasonal swim meets

Schools

Schools Near Scripps Ranch, San Diego

Scripps Ranch is a top-tier school district destination in San Diego. The neighborhood is served by highly-rated public schools: Scripps Ranch High (Grade A+), Jerabek Elementary (Grade A, 91% math proficiency), Thurgood Marshall Middle, and Miramar Ranch Elementary. Most families use SFUSD-style attendance area assignments, though Scripps Ranch Elementary (technically not in the immediate neighborhood but referred to locally) pulls some students. Private alternatives include Chabad Hebrew Academy and Scripps Montessori School. Competition for advanced programs is fierce; families should expect to navigate magnet program applications.

Middle Schools

N/A

Thurgood Marshall Middle School

Middle School · 6–8

Neighborhood attendance area (SDUSD)

Serves Scripps Ranch 6–8 population. Well-maintained facilities, strong sports and arts programs.

SDUSD Enrollment Map

High Schools

N/A

Scripps Ranch High School

High School · 9–12

Neighborhood attendance area (San Diego Unified School District)

Exceptional academic performance (Math: 75%, Reading: 81%), 26:1 student-teacher ratio, average review score 3.6/5. Highly selective for AP and honors programs.

Niche, GreatSchools, Scripps Ranch High profile

Other Schools

N/A

Jerabek Elementary School

Elementary School · K–5

Neighborhood attendance area (SDUSD)

Outstanding proficiency: Math 91%, Reading 89%. Serves northern Scripps Ranch families. Strong parent engagement, active PTA.

GreatSchools 2025, SDUSD

N/A

Miramar Ranch Elementary

Elementary School · K–5

Neighborhood attendance area (SDUSD)

Math: 80%, Reading: 81%. Serves central and eastern Scripps Ranch families. Good community support, 13-min walk from central area.

GreatSchools 2025

Private Schools Nearby

Chabad Hebrew Academy (K–8 Jewish day school) — 5-min walk from central Scripps Ranch (320m). Offers Hebrew language, Jewish studies, and rigorous academics. Tuition ~$12K–$18K/year.
Scripps Montessori School (Montessori K–4) — 21-min walk (1323m). Montessori-method curriculum emphasizing self-directed learning and hands-on discovery.

Source: GreatSchools 2025, Niche, SDUSD Enrollment & Boundaries 2025–2026

Getting Around

Commute from Scripps Ranch

Scripps Ranch is moderately convenient for commuting across San Diego County. I-15 access provides a direct shot to downtown (25 min), Sorrento Valley tech hubs (20 min), and the airport (18 miles, 30–40 min depending on traffic). Public transit exists but is not frequent—bus stops are 10–12 minutes walk away, and downtown connections take 45+ minutes. This is primarily a car-dependent neighborhood.

💼

Financial District

🚌 50–65 min by transit

🚗 28–35 minutes by car

✈

SFO Airport

🚌 Not practical via public transit by transit

🚗 18 miles, 30–40 minutes depending on I-5 traffic by car

🚄

Silicon Valley

🚌 2.5–3 hours via Amtrak + Caltrain (not practical for daily commute) by transit

🚗 3.5–4 hours via I-15 North to I-5 North to I-280 toward San Jose by car

Parking: Off-street parking is abundant in Scripps Ranch; every home has a garage (typically 2–3 car). Street parking is minimal and not an issue.

Common Questions

Frequently Asked Questions: Scripps Ranch, San Diego

Answers to the most common questions homebuyers and realtors ask about Scripps Ranch, San Diego, California.

The median sale price in Scripps Ranch, San Diego is $1,400,000 as of Q1 2026 (Homes.com, Redfin). This figure reflects a mix of single-family homes (~70% of market at $1.2M–$1.8M) and condos/townhomes (~25% at $850K–$1.2M). Prices have stabilized after peaking at $1.48M in early 2024; current market conditions are favorable for buyers with realistic pricing expectations and solid pre-approval.
Yes, if you value top-tier schools, family cohesion, and master-planned coherence. Scripps Ranch High is Grade A+ (Niche), Jerabek Elementary is Grade A with 91% math proficiency, and the neighborhood has zero tolerance for property neglect via HOA enforcement. The median household income is $177K, 74% are homeowners, and crime is low (score 3/10). However, it is very car-dependent, HOA fees are high ($500–$800/month), and there is limited walkable dining/entertainment—so it's not ideal for those seeking urban vibrancy or transit-first living.
Absolutely. Scripps Ranch is specifically designed for families. Scripps Ranch High and Jerabek Elementary are among San Diego's top public schools. The Swim & Racquet Club offers year-round youth programs, the neighborhood has 11 parks within walking distance (Derenbaker Grove, Hoyt Park, Lake Miramar Trail), and annual events like the Independence Day parade foster strong community bonding. The 74% home-ownership rate and median age of 44 create a stable, kid-centric environment. The trade-off: high HOA fees, car dependency, and limited after-hours entertainment walkability.
Scripps Ranch High School is Grade A+ (Niche) with 75% math and 81% reading proficiency. Jerabek Elementary is Grade A with exceptional 91% math, 89% reading. Thurgood Marshall Middle and Miramar Ranch Elementary also serve the area with good proficiency scores. All are part of San Diego Unified School District (SDUSD) and operate on neighborhood attendance-area assignment. Advanced/magnet programs are competitive; families must apply early and manage expectations.
Scripps Ranch has a Walk Score of 5/10, classified as car-dependent. While some nearby destinations exist (Vons grocery is 2 min walk, Derenbaker Grove park is 3 min walk), the neighborhood was designed for automotive privacy and residential tranquility, not pedestrian commerce. Dining, entertainment, and specialized retail require a car—Trader Joe's is a 31-minute walk, and meaningful restaurant options are 15–30 minutes away.
Life in Scripps Ranch revolves around family stability, excellent schools, and community coherence. You wake up to manicured lawns, HOA-maintained streets, and a neighborhood where 75% of neighbors own their homes. Your kids attend A+ or A-rated schools, you join the Swim & Racquet Club, and you participate in the annual Independence Day parade. Commuting to work (Sorrento Valley, downtown, the airport) is straightforward via I-15. The trade-off is car dependency, high HOA fees, and less urban excitement—but for families prioritizing educational certainty and property stability, it's a proven formula that has attracted executives and move-up buyers for 50 years.
Scripps Ranch is dominated by contemporary single-family homes (4–5 bedrooms, 2,500–3,500 sqft, $1.2M–$1.8M) with large lots, manicured landscaping, and custom finishes. French Provincial and Mediterranean estates ($1.6M–$2.5M+) offer architectural distinction. Condos and townhomes (2–3 BR, 1,200–2,000 sqft, $850K–$1.2M) are available in subdevelopments like the Arbors, Legacy, and Promontory of Scripps Lake. All properties carry HOA membership ($300–$800/month) for master-plan governance.
Yes. Scripps Ranch is safer than the US national average with a crime score of 3 out of 10 (where 1 is safest). The neighborhood benefits from HOA security, low population density (0.8 people per acre), and high home-ownership rates (74%). Violent and property crime rates are significantly below San Diego County and national averages. The gated, master-planned nature of the community contributes to perceived and actual safety.

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Neighborhoods Near Scripps Ranch

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Poway, San Diego

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Rancho Penasquitos, San Diego

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Sorrento Valley, San Diego

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Mira Mesa, San Diego

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Data sources: Redfin, Zillow, California Association of Realtors, US Census ACS 2023, GreatSchools, Walk Score, OpenStreetMap. Content generated 2026-04. Always verify current market data with a licensed real estate professional.